8154 Margaretta Rd · Sodus Point, NY 14555

$250,000

4 bd · 2.0 ba · 1,420 sqft · SingleFamily public records · 139 Days on market

Built 1940 0.86 ac lot $176/sqft · 35% above area Est $352k · 29% under

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +5.6/30.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Located in the Sodus Point, Sodus Bay Resort Area! this 2700 sq ft 6 bedroom with 2 full baths is about 2000 feet from the public boat launch. Restaurants, marinas, beaches, shops and access to Lake Ontario nearby. This home offers beautiful hardwood floors, a newly remodeled kitchen new counter tops and island. Refrigerator, microwave and stove included. A sliding glass door leads to a large deck with a handicap ramp. Open floor plan to the living room with a bay window. 1st floor bedroom, 1st floor bath has a stackable washer and dryer. An office or craft room. Open staircase with banister. 2nd floor needs refinishing. Bathroom is gutted; new plumbing supply lines are there. * floor is open to finish plumbing, be careful * . Improvements a metal, some doors, Thermopane windows, furnace and central air. No drone shots due to the recent weather. * * tax assessor report has the 1st floor 1420 sq ft, 2nd floor shows 1280. Disclosing the difference in square footage is an MLS Rule * *

Key facts

• Large deck
• Open floor plan
• Public boat launch

Tags

• PUBLIC BOAT LAUNCH
• HARDWOOD FLOORS
• NEWLY REMODELED KITCHEN
• GRANITE COUNTER TOPS
• LARGE DECK
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-527 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (37.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (42.6% below list).
• Recommended offer: $143k (42.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#845 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A; Watch: crime D, amenities F, commute F.
• Sodus Central School District (rural): math 45% / reading 45% proficiency, ranked #462 of 590 in NY (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sodus Elementary School (math 47% / reading 47%, grade D-, #1,195 of 2,108 statewide, top 60%, 354 students, 66% FRL); Sodus Intermediate School (math 42% / reading 35%, grade F, #437 of 729 statewide, top 60%, 231 students, 75% FRL); Sodus Jr/Sr High School (math 52% / reading 57%, grade C-, #912 of 1,100 statewide, top 85%, 445 students, 68% FRL) — zoned schools average 70% FRL vs 49% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 25 active listings in the ZIP; 259 units permitted in Wayne County in 2024 (90 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Wayne County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $47k; list at $250k implies a 432% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,495 (42.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.57% ✗
• Cap rate: 3.76%
• Cash-on-cash: -9.04%
• DSCR: 0.60
• GRM: 14.5

CMA / ARV

• ARV (median comp): $352,118
• List price: $250,000
• Delta: -29.00%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7422 Seaman St	0.31mi	4/1.0	1,518 (+7%)	6mo	$170,000	$112	65
7493 Seaman St	0.48mi	4/2.0	1,378 (-3%)	9mo	$120,000	$87	65
7220 State Route 14	0.19mi	4/1.5	1,231 (-13%)	21mo	$250,000	$203	49
8132 Macy St	0.34mi	3/1.5 (-1)	1,258 (-11%)	11mo	$220,000	$175	49
8250 Lake Street Ext	0.73mi	3/2.5 (-1)	1,536 (+8%)	8mo	$530,000	$345	39
7926 Margaretta Rd	0.53mi	3/1.5 (-1)	1,214 (-14%)	10mo	$230,000	$189	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 2.47×
• Total profit: $102,568
• Equity at exit: $225,220

10-year hold

• IRR: 16.8%
• Equity multiple: 5.69×
• Total profit: $328,405
• Equity at exit: $485,695

Cash invested: $70,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 14555

• Home prices YoY: 6.5%
• Active inventory: 25
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $1,435 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$245 /mo · $2,946/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-527

Break-even live

Break-even rent $2,102

Max offer price $156,891

Occupancy floor —

Sensitivity live

Price	-10% $-386	-5% $-456	+0% $-527	+5% $-598	+10% $-669
Rent	-10% $-640	-5% $-584	+0% $-527	+5% $-470	+10% $-414
Rate	-1.0pp $-401	-0.5pp $-463	base $-527	+0.5pp $-592	+1.0pp $-658

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $250,000 Active 139 DOM
2. 2026-06-21
   days on market $250,000 Active 138 DOM
3. 2026-06-18
   days on market $250,000 Active 136 DOM
4. 2026-06-17
   days on market $250,000 Active 135 DOM
5. 2026-06-16
   days on market $250,000 Active 134 DOM
6. 2026-06-15
   days on market $250,000 Active 133 DOM
7. 2026-06-13
   days on market $250,000 Active 131 DOM
8. 2026-06-12
   days on market $250,000 Active 130 DOM
9. 2026-06-09
   days on market $250,000 Active 127 DOM
10. 2026-06-08
    days on market $250,000 Active 126 DOM
11. 2026-06-07
    days on market $250,000 Active 125 DOM
12. 2026-06-05
    days on market $250,000 Active 123 DOM
13. 2026-06-04
    days on market $250,000 Active 121 DOM
14. 2026-06-02
    days on market $250,000 Active 120 DOM
15. 2026-06-01
    days on market $250,000 Active 119 DOM
16. 2026-05-31
    days on market $250,000 Active 118 DOM
17. 2026-02-02
    listed $250,000 Active 999-char remark

    Show marketing remark (999 chars)

    Located in the Sodus Point, Sodus Bay Resort Area! this 2700 sq ft 6 bedroom with 2 full baths is about 2000 feet from the public boat launch. Restaurants, marinas, beaches, shops and access to Lake Ontario nearby. This home offers beautiful hardwood floors, a newly remodeled kitchen new counter tops and island. Refrigerator, microwave and stove included. A sliding glass door leads to a large deck with a handicap ramp. Open floor plan to the living room with a bay window. 1st floor bedroom, 1st floor bath has a stackable washer and dryer. An office or craft room. Open staircase with banister. 2nd floor needs refinishing. Bathroom is gutted; new plumbing supply lines are there. * floor is open to finish plumbing, be careful * . Improvements a metal, some doors, Thermopane windows, furnace and central air. No drone shots due to the recent weather. * * tax assessor report has the 1st floor 1420 sq ft, 2nd floor shows 1280. Disclosing the difference in square footage is an MLS Rule * *

18. 2017-06-16
    soldstatus $47,000 Closed Sale or Rented
19. 2016-10-18
    status Pending Sale
20. 2016-09-16
    status Active
21. 2016-04-29
    historical Under Contract- Do Not Show
22. 2016-03-22
    listed $45,000 Active
23. 2015-10-15
    price $38,000
24. 2015-07-13
    price $45,000
25. 2014-09-05
    listed $38,000
26. 1997-12-24
    soldstatus $66,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $2,946 · $245/mo
• Projected year-2 tax: $3,585 · $299/mo
• Expected delta: +$640/yr (+$53/mo · 21.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,219
• − Mortgage interest: −$14,004
• − Property taxes: −$2,946
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$7,273
• Taxable loss: −$11,008
• Est. tax savings @ 24.0%: +$2,642
• After-tax cash flow: $-3,683/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Sodus Central School District
• NCES district ID: 3627120
• Math proficiency: 45% ▲ 7.00%
• Reading proficiency: 45% ▲ 9.00%
• Median HH income: $46,269
• Composite: 38.29/100
• National rank: #4233
• State rank: #462 of 590 in NY

Livability — Sodus Point

• Score: 62/100
• State rank: #845
• US rank: #16365

Category grades

Amenities F Commute F Cost of living B- Crime D Employment B- Housing A+ Health & safety A User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sodus Point, NY
• Population (ZIP): 1,206

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 85,662 people
• By 2030: 81,945 · -4.3%
• By 2040: 73,735 · -13.9%
• By 2050: 65,029 · -24.1%
• By 2075: 47,451 · -44.6%
• By 2100: 31,574 · -63.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 6% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Portuguese 7% Iranian 7% Italian 4%
• Foreign-born: 2%
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong R (+23.1) · D 38.5% · R 61.5%
• 2008→2024 swing: -13.2pp toward R · 2008: -9.9pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+19.6 2016: R+26.1 2012: R+9.3 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.28%
• Current HPI: 314.9746
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+278.8% since first listed

10 events — show timeline

• 2026-02-02 Listed $250,000 UNYREIS
• 2017-06-16 Sold (MLS) $47,000 UNYREIS
• 2016-10-18 Pending — UNYREIS
• 2016-09-16 Relisted — UNYREIS
• 2016-04-29 Contingent — UNYREIS
• 2016-03-22 Listed $45,000 UNYREIS
• 2015-10-15 Price Changed $38,000 WNYREIS
• 2015-07-13 Price Changed $45,000 WNYREIS
• 2014-09-05 Listed $38,000 UNYREIS
• 1997-12-24 Sold (Public Records) $66,000 Public Records

Property tax history

-5.2%/yr

Latest (2025): $2,946 · +4.2% YoY. Source: county tax records.